We are beginning to see an uptick in pending single family home sales in Miami Beach.

There are currently 377 homes for sale in Miami Beach. Over the past 12 months, 88 homes have sold.

The good news is that prices have been coming down and there are some super deals on "REO" bank-owned homes, short sales and deals with owners who are just plain motivated to sell.

In fact, 16 single family homes went under contract in the past 30 days!

People frequently ask me to send them the "best deals" and "steals".

My website has all of the homes for sale in Miami Beach regardless of who the listing agent is.

Therefore, all of the great deals are not necessarily my own listings.

To determine what I believe is a good deal, I study

1.) Location

2.) Price per square foot for the structure

3.) Price per square foot for the land

4.) Does it have a pool?

5.) The upgrades - new flooring, kitchens and bathrooms, & do they appeal to most buyers, i.e. neutral colors, nothing too eccentric, etc.

In the case of waterfront property, many times the land is worth more than the existing structure.

Without further ado...I have previewed at least 25% of the 377 homes for sale. I

In addition, I have compiled listings for sale on a spreadsheet organized by price per square foot. I will be happy to email to you.

Tonight, I'll cover the best deals on the market on dry lot homes only. These are not my listings, just THE best deals based on my obsessive research :>)

1.) MLS D1294135 6218 La Gorce Drive. Priced at $675,000 or $221/square foot, this 3/3.5 house is a "deal"at close to the asking price. It is a short sale, so there is no guarantee the bank will sign off on $675,000. Built in 1936, this home has Art Deco elements with a minimalist feel. It also has a terrific pool area adjacent to the guest quarters. The location is a B +. La Gorce Drive is quiet compared to Alton Rd and this house is centrally located. Take a look at the pictures and let me know what you think.

2.) MLS 1303119 5925 Alton Rd. A 3/3 with 2000 square feet for $649,000 or $324/sf, this home is the best value with views of La Gorce Golf Course. Updated, with a new roof, no pool.

3.) MLS 1297310 4771 N Bay Rd. A 4/3 listed at $995,000 or $393/sf , this home is the best deal for a starter dry lot home on the prestigious N Bay Rd. The home has been completely update and the floor plan is open. All it needs to make it a vacation retreat is a pool ($50,000 -$70,000) and there is room in the back.

I have the top nine best deals on a spreadsheet and I can also send you a link to the listings.